How To · Bihar · Property and Mutation
How to Register Property and Apply for Mutation in Bihar
Buying property in Bihar takes two separate legal steps that people often confuse. First you register the sale deed with the Prohibition, Excise and Registration Department, Bihar, which makes the transaction legal. Then you apply for mutation (Dakhil Kharij) so the revenue record, the Jamabandi (and Khatiyan), is updated to show you as the holder. Registration alone does not change the land record, and skipping mutation is the most common reason a buyer later struggles to sell, mortgage or defend the property. This page explains both steps for Bihar: which portal to use, what documents you need, how stamp duty and the registration fee are worked out, how to apply for mutation and check the record, and what to do when a mutation is refused or an ownership or boundary fight begins. Last verified October 2026.
- Two steps: register the sale deed, then apply for mutation (Dakhil Kharij); registration alone does not update the record.
- Register at: Bihar Nibandhan (https://nibandhan.bihar.gov.in).
- Record of rights: the Jamabandi (and Khatiyan), viewable on Bihar Bhumi (https://biharbhumi.bihar.gov.in).
- Stamp duty: charged on the higher of the Minimum Value Register (MVR) and the sale price; confirm the current rate.
- Disputes: a refused mutation or a title or boundary fight goes to a revenue or civil court.
01The two steps: registration and mutation
In Bihar, taking clean title to property is two jobs, not one:
- Registration records the sale deed with the Prohibition, Excise and Registration Department, Bihar on Bihar Nibandhan. This is what makes the sale legally valid and creates the registered document.
- Mutation (Dakhil Kharij) updates the revenue record, the Jamabandi (and Khatiyan), to show you as the new holder. This is what the government, utilities and future buyers rely on.
Bihar runs registration and mutation on two portals: the deed is registered on Bihar Nibandhan, and mutation plus the Jamabandi and LPC live on Bihar Bhumi. A statewide special survey is updating records in many districts, so the online Jamabandi and the survey record can differ.
02Documents you need
Keep these ready for registration and mutation:
- The draft sale deed and the prior title documents (the seller's deed and the chain of title).
- Identity and address proof of buyer, seller and witnesses (Aadhaar, PAN).
- The latest Jamabandi (and Khatiyan) extract and the survey or plot number.
- Encumbrance certificate, the latest property-tax or land-revenue receipt, and an up-to-date no-dues position.
- Passport photos, PAN for the stamp-duty value threshold, and the e-stamp or payment proof.
A title check before you register is worth the effort: read the chain of registered deeds and the Jamabandi (and Khatiyan) together, because a mismatch between them is the usual root of a later dispute.
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03How to register the sale deed
- Prepare the deed and value the property. Work out the Minimum Value Register (MVR) for the property, because stamp duty is charged on the higher of that value and the actual price.
- Pay stamp duty and fee. Buy the e-stamp and pay the registration fee online through Bihar Nibandhan.
- Book a slot. Book an appointment at the Sub-Registrar office on Bihar Nibandhan (https://nibandhan.bihar.gov.in).
- Execute and register. Buyer, seller and witnesses appear at the Sub-Registrar office with originals for biometric or photo verification; the deed is registered and a registration number issued.
- Collect the registered deed. Download or collect the registered deed once it is scanned and returned.
Confirm the exact portal steps on Bihar Nibandhan, which are updated from time to time.
04Stamp duty and registration fee
Stamp duty in Bihar is a percentage of the property value, charged on the higher of the Minimum Value Register (MVR) and the stated consideration, plus a registration fee. Rates differ by the type of property, the buyer and, in some cases, the gender of the buyer, and they change from time to time, so check the current rate on Bihar Nibandhan before you pay.
| Charge | How it is worked out |
|---|---|
| Stamp duty | A percentage of the higher of the Minimum Value Register (MVR) and the sale price |
| Registration fee | A separate percentage or capped fee on the same value |
| Mutation fee | A small fixed fee charged by the revenue body for Dakhil Kharij |
Do not rely on a single headline percentage; the exact figure depends on your property and the current notification.
05How to apply for mutation
Bihar has made mutation fully online. After a registered sale, apply for Dakhil Kharij on Bihar Bhumi; the Circle Officer (CO) of the anchal processes it and the Jamabandi is updated. You can also get a Land Possession Certificate (LPC) and view the Jamabandi on the same portal, and use Parimarjan to fix errors in an existing Jamabandi.
- Apply for Dakhil Kharij with the registered deed, your identity proof and the Jamabandi (and Khatiyan) details.
- The revenue officer verifies the application, may call for objections, and then passes the mutation order.
- Once ordered, the Jamabandi (and Khatiyan) is updated to your name. Keep the mutation order and the updated record.
06Check the record and common problems
After mutation, verify the Jamabandi (and Khatiyan) on Bihar Bhumi (https://biharbhumi.bihar.gov.in) shows you as the holder. Common problems:
- Registered but not mutated. The deed is registered but the record still shows the seller. Apply for Dakhil Kharij; registration does not update the record on its own.
- Objection filed. A co-owner, heir or neighbour objects, and the mutation is held up until the revenue officer decides.
- Wrong area or boundary. The record or the map does not match the ground; a survey correction is needed.
- Old record not updated by survey. A resurvey record and the older record differ; check both and get them reconciled.
07When it becomes a dispute
Mutation and title problems do not always stay in the record office. A refused mutation, an objection by a co-owner or heir, a double sale, or a boundary fight is decided by a revenue court (in Bihar, the Circle Officer, with an appeal to the Deputy Collector Land Reforms (DCLR) and then the Collector) or, for ownership and possession, by a civil court. Either way it becomes a formal case with a case number and hearing dates to follow.
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08Sources and further reading
- Bihar Nibandhan (registration): nibandhan.bihar.gov.in
- Bihar Bhumi (land record and mutation): biharbhumi.bihar.gov.in
- eCourts (case status): ecourts.gov.in
- Claw: clawlaw.in
This page is general information for readers in India, not legal advice. Portal steps, stamp duty and fees in Bihar change, so confirm against the official sources, and a title check for any specific property needs a lawyer.
09Frequently asked questions
What is the difference between registration and mutation in Bihar?
Registration records the sale deed with the Prohibition, Excise and Registration Department, Bihar and makes the sale legal. Mutation (Dakhil Kharij) updates the revenue record, the Jamabandi (and Khatiyan), to show you as the holder. You must do both; registering the deed does not update the land record by itself.
How do I register property in Bihar?
Value the property, pay stamp duty and the registration fee through Bihar Nibandhan, book a Sub-Registrar appointment, and appear with the seller and witnesses to execute and register the deed. Then collect the registered deed and apply for mutation.
How is stamp duty worked out in Bihar?
Stamp duty is a percentage of the property value, charged on the higher of the Minimum Value Register (MVR) and the actual price, plus a registration fee. Rates change and depend on the property and buyer, so check the current rate on Bihar Nibandhan before paying.
How do I apply for mutation in Bihar?
Bihar has made mutation fully online. After a registered sale, apply for Dakhil Kharij on Bihar Bhumi; the Circle Officer (CO) of the anchal processes it and the Jamabandi is updated. You can also get a Land Possession Certificate (LPC) and view the Jamabandi on the same portal, and use Parimarjan to fix errors in an existing Jamabandi.
How do I apply for Dakhil Kharij online in Bihar?
Open Bihar Bhumi (biharbhumi.bihar.gov.in), use the Dakhil Kharij (mutation) service, enter the deed and property details, upload the registered deed and identity proof, and submit. The Circle Officer processes it and updates the Jamabandi.
What if my mutation is refused or someone else claims the property?
A refused mutation, an objection by a co-owner or heir, a double sale or a boundary fight is decided by a revenue court (Circle Officer, with an appeal to the Deputy Collector Land Reforms (DCLR) and then the Collector) or, for ownership, a civil court. It becomes a formal case with a case number and hearing dates you need to track.